Moving to Türkiye: Housing options & real estate market for emigrants

Finding the perfect apartment is often the first major hurdle for newcomers when moving to Türkiye. The Turkish real estate market is tight in metropolitan areas – the supply of rental apartments is shrinking while prices continue to rise. The housing market crisis is worsening: supply and demand are drifting apart, while average rental prices in Istanbul rose by about 36 percent year‑on‑year in 2026. This guide provides you with a comprehensive overview of the various housing options, the most important legal framework of the Turkish rental market, as well as a current rental price overview of the main cities, to help you make your decision.

Turkish tenancy law is mainly based on the Turkish Code of Obligations. Unlike in Germany, the Turkish legislature distinguishes less strongly between fixed‑term and indefinite contracts, with the statutory notice period for tenants generally being three months. Furnished apartments are usually 10 to 20 percent more expensive than unfurnished ones. Rent control in Türkiye is less comprehensive; rent increases were temporarily capped by statutory limits (25 percent), but these no longer apply. When searching for accommodation, you should check the energy efficiency of the property – energy costs in Türkiye can vary greatly depending on the condition of the building.

Rental prices vary extremely between regions: in Istanbul, Ankara, Izmir and Antalya the market is particularly tight, while rural regions such as Central Anatolia or Eastern Anatolia offer significantly more affordable housing. The average rent per square metre is highest in the major cities, with strong regional variations.

In addition to classic rental apartments, the following alternatives in Türkiye can make the start easier:

 

– FURNISHED APARTMENTS: Particularly for a short‑term start, furnished apartments are a time‑saving solution. The lease term is more flexible, and the apartment must have a statutorily defined inventory (bed, stove, refrigerator, dishes, etc.). Furnished apartments are usually 10 to 20 percent more expensive than unfurnished ones.

 

– SERVICED APARTMENTS: In major cities such as Istanbul, Ankara, Izmir, as well as in popular coastal regions such as Antalya, there are providers offering apartments with flexible lease terms as well as additional services such as cleaning and laundry service – ideal for expats with company support.

 

– SHARED FLATS: A popular and budget‑friendly option, especially among young professionals and students. In Istanbul, a private room in a shared flat costs between $200 and over $500 per month.

 

– BUYING A HOME: For those staying in Türkiye permanently, buying a property can be an attractive option. Foreign citizens do not need a residence permit to purchase. However, restrictions apply: the purchase of property in military security zones is prohibited, and the total area that a foreigner may acquire is limited. Foreign buyers remain a driving force on the Turkish property market – in the first quarter of 2025, about 14 percent of all transactions were made by foreign buyers, with Germans being among the active buyer groups.

Rental prices in Türkiye vary significantly by region. Istanbul Istanbul remains by far the most expensive city in Türkiye, where a one-bedroom apartment in the city center costs approximately 900 to 1,200 US dollars per month; the average studio (approx. 40 m²) costs about 12,250 TL (roughly 350 US dollars) per month, and in expensive districts such as Beşiktaş or Kadıköy you will pay over 600 US dollars. The average price per square meter for rental apartments in Istanbul is around 350 TL (10 US dollars), with peak values exceeding 15.40 US dollars per square meter, and a vacancy rate of just 3 to 5 percent has led to a significant increase in rents in recent years. In the capital Istanbul is around 350 TL (10 US dollars), with peak values exceeding 15.40 US dollars per square meter, and a vacancy rate of just 3 to 5 percent has led to a significant increase in rents in recent years. In the capital Ankara , a one-bedroom apartment in the city center costs about 650 US dollars per month, with rental prices being more moderate than in Istanbul , though inflation is taking a heavy toll there. Izmir, Türkiye's third-largest city, offers a good mix of quality of life and affordability, with a one-bedroom apartment in the city center costing about 580 US dollars per month. On the Turkish Riviera in Antalya , a one-bedroom apartment in the city center costs about 600 US dollars per month, with rental prices typically being higher due to seasonal factors. The large city of Bursa , near Istanbul, offers more affordable housing than the metropolis itself.

In addition to the base cold rent, monthly incidental costs (service charges "Aidat" and utility costs) for heating, hot water, household waste, elevator where applicable, and maintenance of the residential complex add about 80 to 90 US dollars per month. Additionally, electricity, gas, water, and internet can total about 100 to 180 US dollars per month.

– DEPOSIT (DEPOSITO): : Unlike in Germany, the deposit in Türkiye is not uniformly regulated by law. The deposit is usually one to two months' rent. Landlords are legally obliged to repay the deposit upon moving out, provided there is no damage.

– NOTICE PERIODS: The statutory notice period for tenants is generally three months, and the notice must be given in writing. The landlord may terminate the tenancy only for valid reasons, such as unpaid rent or breach of contract.

– MINIMUM CONTRACT TERM: There is no statutory minimum lease term in Türkiye. For fixed‑term contracts, the contract automatically extends unless a party gives timely notice.

– PROOF OF INCOME: Turkish landlords generally require a gross monthly income of at least two and a half to three times the base rent. In addition to the usual documents (passport, employment contract, last three payslips), they often also expect the foreigner identification number (YKN). For expats without local income, a guarantee may be required.

– TAX ASPECTS: For tenants, no specific housing taxes apply in Türkiye. However, property owners must pay annual property tax (Emlak Vergisi). Rental income is subject to Turkish income tax.

For many emigrants, buying property in Türkiye is an attractive option – whether as a permanent residence or as a holiday home. Foreign citizens generally enjoy the same rights as Turkish citizens when acquiring property. The purchase process comprises the following steps:

 

– Apply for a tax identification number (VKN): For the purchase, you need a Turkish tax identification number – this can be applied for even without a residence permit.

– Request a land registry extract (Takbis extract): Before purchasing, check the legal status of the property, existing encumbrances and compliance with building regulations.

– Obtain a valuation report: Since 2018, a valuation report from a certified appraiser is required for property purchases by foreigners.

– Purchase contract and notarisation: In Türkiye, the purchase contract between buyer and seller does not require notarisation – the land registry office issues a title deed (Tapu).

– Payment and transfer of ownership: Payment is usually made by bank transfer; the transfer of ownership is registered in the Tapu.

– Receipt of the title deed: With the Tapu, you become the official owner.

Property buyers who acquire a property worth at least 400,000 $ can apply for Turkish citizenship. The property must remain in the applicant's ownership for at least three years.

Moving to Türkiye requires careful preparation regarding apartment search, regional differences and legal framework. The real estate market is highly competitive in metropolitan areas such as Istanbul, Ankara and the coastal regions; rental prices are among the highest in the country. However, those willing to move to cities such as Bursa, Gaziantep or to rural regions can find significantly more affordable housing – up to 50 percent cheaper than in Istanbul. A detailed look at local legislation, the impact of energy costs, deposit regulations and lease terms will help you successfully master your start in Türkiye.